11-19-2024 Planning Commission Packet

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FILE #LA24-000059 18 November 2024 Page 2 of 7 The east portion of the property abuts Lake Minnetonka and has a defined width of 322 feet at the OHWL (due to the curvature of the shoreline) and approximately 470 feet at the 75-foot setback. When measured along the shoreline contour, the property has approximately 545 linear feet of shoreline. Lake Minnetonka is classified by the DNR as a Recreational Development Lake requiring a 75-foot structure and building setback from the ordinary high water level (“OHWL”). A wetland delineation has been completed and the wetlands have been depicted on the preliminary plat drawing with the Minnehaha Creek Watershed District-required buffers shown (“MCWD”). The wetland delineation, attached as Exhibit K, was approved by the MCWD in June. Conformity with 2020 – 2040 Orono Community Management Plan The 2020 - 2040 Comprehensive Plan guides the properties for Rural Residential which allows 1 unit per 2 acres. The site is 25.35 acres in area ending at the OHWL of Lake Minnetonka. The plat includes the creation of outlots for new roads and a common space for lake access. Although the property to be subdivided is relatively large in area, the property’s current orientation, topography, and wetland areas (encumbering over a quarter of the land) limit the creation of more than the proposed number of lots. According to the policies in the CMP, this rural area is limited by the natural conditions. The area does not require urban services and remains to be low-density. The 5- lot development density is calculated at 0.19 units per acre, well below the density guidance of 0.5 units per acre. Conformity with Zoning District Standards The properties are currently zoned LR-1B One Family Lakeshore Residential and RR-1B One Family Rural Residential both require a minimum of two (2) acres per lot. All of the newly created parcels conform to the current zoning district standards relating to size and width. All existing structures have been or will be removed before recording the Final Plat. New buildings constructed must meet the required zoning district standards as no variances have been requested. The properties are outside of the MUSA and will be served by private septic systems. Relationship to Surrounding Development The proposed 5-lot single-family development with 2.5-plus acre lot sizes is relatively isolated; it is located at the end of a dead-end road and surrounded by larger, wooded residential properties sized from 2.5 acres up to 15 acres. The development will be consistent with its residential neighbors. Road Layout and Standards The developer is proposing to connect the development to North Arm Lane with the new private road split near the south end, each terminating in a cul-de-sac. As proposed, the plans reflect a 50-foot wide outlot extending to the northern cul-de-sac with a 24-foot wide paved, private road with a rural section; and an oversized, ±63 foot-wide portion of the outlot containing a curbed road with a paved with of 25.3 feet from the back of curb to back of curb, ending in a cul-de-sac to serve the lots in the development. The new private road is proposed to extend 435 feet beyond the northerly extent of the existing North Arm Lane off of North Arm Drive. This configuration results in a total road length of 1,385 for the northern roadway extension and 1,592 for the western extension. The City standards limit dead-end roads to 1,000 linear feet maximum. The Commission should discuss this, however there does not appear to be a viable alternate access that would conform. The northerly road length could be reduced somewhat by changing the configuration of the road and/or proposed Lot 4 to move the cul-de-sac further to the south. The developer has proposed the new roads to be private. However, due to the dead-end nature of the current public roadway, without a proper cul-de-sac or turnaround, winter maintenance and snow removal are challenging. The City Engineer's comments include consideration for the new roads to be dedicated as rights-of-way on the plat making the roads public. The additional financial and maintenance burdens of accepting new city roads may be offset by logistical improvements resulting in better maneuverability for snowplows in the two cul-de-sacs. 94